RICS Level 3 Building Survey Stokeclimsland

In Stokeclimsland, a RICS Level 3 Survey, also called a Building Survey, is often the right fit because so many homes here are older and built with traditional materials and methods. We inspect every accessible part of the property, from the Delabole slate roof through to the foundation walls. Chimneys, which are especially common in this area, are checked for condition, structural stability and weathertightness, and we also open up accessible areas where possible to spot hidden defects that a visual-only inspection can miss.

Stokeclimsland's tin and copper mining past still matters today, so we look closely at possible ground stability issues. The Neighbourhood Plan specifically highlights mining subsidence risk within the parish, and our inspectors know how to recognise movement or instability that may point to problems below ground. We examine external walls for cracking, distortion and unevenness, record any historical mining activity that could affect the property, and watch for the tell-tale patterns of mining-related movement, including differential settlement that does not match other forms of structural movement.

Flood risk is another part of the picture, particularly for homes near the River Tamar and River Inny. During the survey, we check drainage around the building, look for signs of past water damage and consider whether surface water can discharge away properly. The Retrofit Guide for Stoke Climsland specifically refers to surface water pooling and seepage into external walls, so we pay close attention to those points, along with gutter size and condition, downpipe performance and the fall of the surrounding ground.

Some Stokeclimsland properties sit within the Conservation Area, and others are listed buildings, so we explain clearly how that can affect future work. Any alteration to a listed building needs listed building consent, and we highlight cases where unsuitable modern materials, such as PVCu windows or cement render, may be harming or may go on to harm the historic fabric. Our report sets out those heritage constraints in straightforward, practical language.

• Complete structural assessment
• Roof and chimney inspection
• Damp and timber decay analysis
• Drainage and flood risk evaluation
• Mining subsidence assessment
• Conservation area considerations

Stokeclimsland's character comes through in its buildings. Many date back centuries and use forms of construction that simply do not appear in modern homes. Nearby, the 15th-century parish church is a clear example of the traditional granite building style long associated with the area, while the Duchy Cottages built after World War I show a later phase of artisans' housing. With medieval, Victorian and early 20th-century buildings all in the mix, a standardised survey approach is not enough. Our Level 3 Survey has the depth needed for older properties, while still suiting any newer home you may be looking at.

The geology here brings its own set of concerns. Stokeclimsland lies within the Cornish Killas (NCA 152), and centuries of extraction have left behind the possibility of ground stability problems. Kit Hill, only a short distance away, contains medieval and post-medieval mine workings and prospecting pits, which shows how extensive that historical activity was. We survey with that background in mind and know which structural warning signs can point to ground conditions altered by mining.

Homes close to the River Tamar and River Inny need careful thought on flooding, and our survey covers that in detail. The Neighbourhood Plan refers to Natural Flood Management Solutions as part of sustainable drainage, and we consider how an individual property sits within those wider flood risk factors. We also check for the issues picked out in local guidance, including pooling surface water and seepage into external walls, which can be especially troublesome in solid-walled buildings without the cavity construction used in modern homes.

Roofscapes in Stokeclimsland tell you a lot about the area. Delabole rag slate is widely used, often finished with terracotta ridge tiles or lead roll ridges, and that traditional appearance forms part of what the Conservation Area designation is there to protect. These materials do need regular upkeep, though, and we often find loose slates, failing flashings and chimney defects that need attention. Another recurring problem is rainwater overshooting gutters because the sizing is inadequate, which can lead to damp at the base of external walls, an issue specifically mentioned in the Retrofit Guide for Stoke Climsland.

Wall construction is just as important. A good number of older Stokeclimsland buildings have solid walls of stone, cob or rendered masonry, and they manage moisture and ventilation very differently from modern cavity walls. We look carefully at how those walls are performing and at damage linked to unsuitable modern materials. The Retrofit Guide for Stoke Climsland warns that cement render can lock moisture into solid walls, leading to damp and timber decay, so that is a point we assess on every survey. We regularly come across buildings where well-meant alterations have ended up damaging the historic fabric.

The Duchy Cottages, built after World War I as artisans' cottages, mark a different building phase in the village. They may be less ancient than the medieval stock, but as they near their hundred-year mark they still call for careful inspection. Some plots have weather-boarded gables, and together they show how local building styles developed through the early 20th century. Our survey work covers the full age range found in Stokeclimsland, from the 15th-century parish church nearby to the post-war development that has extended the village, and we also consider the newer allocations at Kyl Cober Park, where development is planned just outside the Conservation Area.

One issue we often pick up in Stokeclimsland is the use of materials that do not sit well with Conservation Area requirements. The Neighbourhood Plan specifically discourages PVCu windows and doors, favouring traditional materials that keep the local character intact. Where a property has already been altered with unsuitable materials, we note it in the survey and explain how that could affect later changes or even lead to corrective work being needed in future.